Exhibit D
To : Wayne Feiden,Carolyn Misch and Central Business Architecture Committee;
07-22-2021
STJOHN CANTIUS CHURCH
Hawley Street Northampton, MA.
Owner: O’Connell Development Group, Holyoke, Mass
This is a Cost analysis to repurpose the church for residential R2 code use. This is proof
that it can be reused economically with significant profit by building an Apartment Complex inside
the existing building. Even without the 35% Historic Preservation Tax Credits these plans return
significant profit. It has been designed to be developed in three possible configurations.
A. 6 UNITS
B.12 UNITS
C. 24 UNITS
The installation of multiple-unit housing in different configurations can fit inside the existing
walls, roof and foundation of the St John Cantius Church. Only one partial mezzanine floor and
one full floor system carried on new basement and crawlspace footings are needed. Minor
loading on existing walls is necessary as well.
The numbers of units are organized by the existing vertical window bays which provide the
existing required natural light and access door locations without cutting beyond existing structural
bearing wall locations.
HISTORIC PRESERVATION
This analysis importantly uses a residential unit division concept without changing the
historic construction. Any new windows will follow existing architectural concepts without exact
copies. This enhances the project’s eligibility for Historic Preservation Tax Credits(HPTC). HPTC’s
can result in a rebate of approximately 35% of building development costs. But this analysis
shows that even without HPTC’s the project can be profitable.
The requirements of preservation guidelines include the interior and the exterior as much
as is possible following existing geometry and codes.
PLAN ORGANIZATION
The modular segmentation of windows with its interior trim and ceiling paintings directs the
layouts for historical preservation of the unit modules. This makes 6 bays of approximately 19ft
party wall separation in the architecture.
Three possible plans and unit counts are possible.
A. Six very large 2/1/2 story units
B. Twelve units, half of which are two story and half three story.
C. Twenty-four units to include 18 studios and six one-bedroom units. All plan layout designs
maintain the vaulted ceiling open at the new mezzanine.
NOTE;
AREA; We ignore for simplicity parts of the main floor area that is added in the wings on
the Northeast end which simply increase the size of 2-3 units.
COST; The $250/cost for construction will use ODGs $250/ sq. ft for total building cost. The
exterior costs are largely not required for the church from; demolition & clean up, excavation,
footings, foundation, framing, exterior wall finish up to roof frame and finish but still we use
$250/sf.
This $250/sq. ft. cost includes all interior Mechanical HVAC, Electric & Plumbing with
fixtures and appliances costs that will also be part of the church renovation.
Income assumptions are based on average per/sq. ft of condominiums for sale in
downtown Northampton. We have included a conservative 35% in Historic Tax Credits but the
project is profitable without them as the attached spreadsheet shows.
VERTICAL ORGANIZATION;
A First-Floor Main entrance to living is at near grade level. The church condos do not
require parking in zoning but buyers purchase parking spaces across the street from ODG.
A Second- Floor mid-level in the space is at approximately 11 feet higher.
A Third -Floor Mezzanine level exists in the barrel vault space at, again, 11 feet higher. To
preserve Historic Preservation Tax Credits plus to add to marketing resale value, the painted
ceilings would be maintained and unobstructed.
A crawl space and partial small basement on the North East end exists. It is possible to dig
the crawl space deeper to create a full basement of 6000 sq. ft for storage or condo meeting
space. This would be an extension of the work to add footings to carry the internal new floor
loads.
UNIT PLAN AREAS
A. NATIONAL COST / Sq. Ft. AVERAGES
This figure is not allowing for an empty existing building footing to roof building.
"The total cost range per square foot to build an apartment building is between $85 and
$400 a square foot, with an average cost of $229 a square foot."
C. LOCAL COST / Sq. Ft. AVERAGES
Western Massachusetts
Cost of Custom Home Building in Springfield, Massachusetts
$161.88 per square foot (basic construction) (Range: $115.84 == $207.92)
Hadley, Massachusetts Custom Home Building
$120.00 to $250.00 per square foot (basic construction).
The small studios are not Section 8 low income rentals. The market for these units is
newer, younger residents who would like to get a step onto the real estate escalator while living
downtown. Ownership would help ensure long term gains for this group.
Those who are starting out into the worsening and typically financially unavailable living
unit prices can get into the real estate market's equity growth cycle. These people will want to
preserve and grow the value of their condominium.
Potential Sales prices are based on current listings.
Respectfully submitted
Tristram W. Metcalfe AIA
Tristram W. Metcalfe III, AIA NCARB NY MA CT NH
142 Main Street, Northampton, Mass. 01060
Email <twm3@metcalfe-architecture.com>
Ph 413.586.5775 Cell 413.695.8200
Metcalfe Associates Architecture
http://www.metcalfe-architecture.com
St. John Cantius Condominiums
Cost and Pricing Schedule
Design Plan A Unit Size # of
Units
Average
square
Feet
Cost to
Build
@$250/sq.ft
./per unit
Sale Price
@$325/sq.ft
Per unit
profit
Per unit
profit with
Historic Tax
Credits@
35% Hard
Costs
Two and three story units 3 bedroom 6 2,130 $ 532,500 $692,250 $159,750 $346,125
Total units 6
Total profit $958,500 $2,076,750
Design Plan B Unit Size # of
Units
Square
Feet
Cost to
Build
@$250/sq.ft
.
Sale Price
@$325/sq.ft
Per unit
profit
Per unit
profit with
Historic Tax
Credits@
35% Hard
Costs
Two story units 2 Bedroom 6 740 $185,000 $240,500 $55,500 $120,250
Three story units 3 Bedroom 6 1310 $327,500 $425,750 $98,250 $212,875
Total units 12
Total Profit $922,500 $1,998,750
Design Plan C Unit Size # of
Units
Square
Feet
Cost to
Build
@$250/sq.ft
.
Sale Price
@$350/sq.ft
Per unit
profit
Per unit
profit with
Historic Tax
Credits@
35% Hard
Costs
One story Studios Studio 18 360 90,000$ 126,000$ 36,000$ 67,500$
Two story one bedrooms One bedroom 6 930 232,500$ 325,500$ 93,000$ 174,375$
Total Units 24
Total Profit 1,206,000$ 2,261,250$